Zoning Amendment. Public Meeting: February 7, 2018

Transcription

1 Zoning Amendment Public Meeting: February 7, 2018 Application: Applicant: D14-01/18 HMAT Homes Inc

2 Location of Subject Lands Lot 108 and Part of Lots 107 and 109, Plan 30, Bracebridge Ward of the Town of Bracebridge, Part Lot 3, Concession 1 being Part 3 on Plan 35R-22477

3 Aerial of Subject Lands SUBJECT LANDS Manitoba Street

4 Subject Lands Subject Lands Frontage on Cedar Lane Frontage on Alexandra Street

5 Detached Dwellings on Alexandra Street Apartment Building on Alexandra/Entrance View Across Cedar Lane Apartment Buildings abutting the property

6 Current and Surrounding Zoning By-law

7 Proposed Zoning Rezone from R1 to Residential Type 4 Holding (R4-H) Limit permitted uses to existing until Holding Symbol removed Holding Symbol removed once a servicing agreement has been entered into with the District of Muskoka Once Holding Symbol removed permits all uses in the R4 Zone. o Row Dwelling; o Triplex Dwelling; o Fourplex Dwelling; o Apartment Dwelling; and o Group Housing (can include duplexes and

8 Concept Plan

9 Official Plan Policies Residential within the broader Urban Centre Designation Permits a broad range of residential dwelling types at varying densities. Present and future residents are to be provided a full range of housing types and densities to meet projected demographic and market requirements.

10 Official Plan Policies Medium and High Density Residential Criteria Proximity to Collector or Arterial Road; Appropriate Access for Pedestrians and Vehicles; Orientation compatible with adjacent types of forms of residential Close proximity or on-site open space or recreational facilities Appropriated serviced Where apartment abutting lower residential increased buffer and setback Not cause traffic issues Subject to Site Plan Control

11 District of Muskoka Official Plan The District of Muskoka Official Plan designates the subject lands within the Urban Centre designation. In the District of Muskoka Official Plan it is a principle that a range of housing options will be available and attainable for all demographic groups and income levels. The Plan also contains a number of policies on efficient use of land and services, and providing a range of housing types and tenures.

12 Provincial Policy Statement (PPS) The Provincial Policy Statement (PPS) encourages strong, healthy communities through efficient land use and development patterns which support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth.

13 Relevant Policy Framework It is staff s opinion that the Zoning Amendment conforms to the Town of Bracebridge Official Plan, conforms to the Official Plan of the District of Muskoka, is consistent with the Provincial Policy Statement, is appropriate and represents good planning.

14 Agency Comments Chief Building Official No concerns with the application. Public Works Department No concerns with the application. The Public Works Department has reviewed the Functional Servicing Report submitted with the application and has provided technical comments, which have been forwarded to the applicant s engineering consultant. Fire Chief No concerns with the application. Manager of Economic Development No concerns with the application.

15 Agency Comments District Municipality of Muskoka District staff would not be opposed to the application provided the by-law is amended to include a Holding (H) Symbol. Removal of the Holding (H) Symbol should only be considered when the applicant has entered into a servicing agreement with the District of Muskoka to address capacity allocation and other servicing matters. Lakeland Power No concerns with the application Union Gas No concerns with the application

16 Agency Comments Other Comments No comments have been received from Canada Post, CN Rail, Ministry of Municipal Affairs and Housing, Ministry of Transportation, Infrastructure Ontario, Hydro One, Veridian Connections, Simcoe Muskoka Catholic District School Board, Trillium Lakelands District School Board,, Bell Canada, TransCanada Pipeline Ltd. or MPAC.

17 Public Comments Alexandra Street Residents Letter of opposition from the owners of the five lots on Alexandra Street. A summary of their concerns are: 1. Approval would increase number of units to 54 in the area, which is more than other areas in Town. 2. Traffic added to Alexandra Street. 3. SWM impacts on Alexandra Street. Already water issues and concern this development will add to issues. 4. Snow storage on the lot and this adding to water issues on Alexandra Street. 5. Lack of privacy along Alexandra Street. 6. View, request tree or high fence buffer.

18 Residents have also asked 10 questions in their letter 1. Are these part of the low rental program with the District? No indication they are from developer. 2. Are these considered for a single person or families? The units are proposed to be 1 & 2 bedroom. Town can t dictate who lives in them. Public Comments Alexandra Street Residents 7. Loss of value to their homes. 8. Although considered urban area, located on the outskirts of Town. 9. Lack of sidewalks on Cedar Ln and Entrance Dr. for safe walking to Downtown. 10. Lack of park close by for children to play.

19 Public Comments Alexandra Street Residents 3. Who will be responsible for the property? The units are proposed to be rental, so the property is the responsibility of the land owner. 4. What density is this considered? High density development as it is between 16 and 24 units per acre. 5. Is this considered to be apartment buildings or group housing or both? Under the zoning by-law the use is group housing of apartment buildings (i.e. more than one apartment building on the lot).

20 Public Comments Alexandra Street Residents 6. What is the height of the buildings to be? The developer has indicated the buildings would be 2 or 3 storey. The R4 zoning allows a maximum height of 12.5 metres for apartments (which can be 4 storey). 7. Are these going to be 1 bedroom units and what are the size? The units are proposed to be a mix of 1 and 2 bedroom with unit sizes of approximately 600 ft 2 to 800ft Where will the parking be located and how many spaces? The parking is proposed between the buildings and Cedar Lane. A minimum of 27 parking spaces will be required (1.5 spaces per unit).

21 Public Comments Alexandra Street Residents 9. Does the proposed meet all requirements? Yes the proposal would meet all the R4 Zone provisions. 10. Has the property been involved in a previous zoning amendment? The property was previously part of the lands to the west. The lands to the west were severed in 2008 and rezoned to a Residential Type 4 Special Zone. The special zone related to a provision about the number of row dwelling units that could be attached (12).

22 Linkage to Community based Strategic Plan The Zoning Amendment is well aligned with the community-based strategic plan objectives: An Engaged, Healthy and Socially Sustainable Community The zoning amendment is in keeping with the Community Based Strategic Plan as it will aid in an engaged, healthy and socially sustainable community by providing a diversified range of housing.

23 Conclusions Staff are recommending approval of the Zoning Amendment for the following reasons: Staff has reviewed the proposal in the context of the Provincial Policy Statement and the Town of Bracebridge Official Plan. The proposal addresses the broader goals of intensification within the serviced Urban Centre, as well as the efficient use of municipal services; It is staff s opinion that the criteria for new high density residential development set out in the Town s Official Plan is satisfied by the proposal; There are no identified natural features or constraints to development on this property; and The approval of the zoning facilitates the construction of rental apartment units.

24 Conclusions That the property described as Lot 108 and Part of Lots 107 and 109, Plan 30, Bracebridge Ward of the Town of Bracebridge, Part Lot 3, Concession 1 being Part 3 on Plan 35R-22477, be rezoned from Residential Type 1 (R1) to Residential Type 4 Holding (R4-H) as attached in Appendix A to Staff Report PD